Commercial inspection information

COMMERCIAL PROPERTY INSPECTION

Inspections are designed to help you understand the overall condition of a property, potentially saving you considerable time with the purchase process and hundreds or thousands of dollars in repairs. Some of the inspections which may be required or recommended by your real estate professional are:

THE BASELINE COMMERCIAL PROPERTY INSPECTION

A baseline commercial property inspection (referred to as a Property Condition Assessment or PCA by the standards set forth by the American Society for Testing and Materials) relies on a walk-through survey, document review, and interviews to determine the property's condition - all performed by a professional AmeriSpec commercial property inspector. The results of the PCA are reported in a Property Condition Report (PCR). The report includes information obtained from the PCA.

This information assists owners and buyers in understanding operation and maintenance required and also helps provide confidence to prospective investors.

The scope of the inspection needed and the specific areas to be inspected are based on various factors. Age, occupancy and type of construction are considered when determining how the property will be inspected and the performance criteria needed to complete a quality inspection. Inspections can range from a visual examination of the property, to a comprehensive inspection of all the building's technical components.

A BASELINE COMMERCIAL PROPERTY INSPECTION INCLUDES:

Site Characteristics (paving, landscaping and utilities)

Structural Frame and Building Envelope

Roof Surface Areas

Mechanical and Electrical Systems

Plumbing Systems

Heating Systems

Air Conditioning and Ventilation Systems

Vertical Transportation

Life Safety/Fire Protection

Interior Elements

Document Review

Opinions of Probable Costs

Recommendations

ADDITIONAL SERVICES THAT MAY BE AVAILABLE INCLUDE:

Americans with Disabilities Act (ADA) Assessments

Elevator Inspections

Fenestration Inspections

Fire Safety Inspections

Lead-Based Paint Inspections

Wood-Destroying Organism Inspections

Phase I Environmental Site Assessments

Sewage and Treatment Systems Inspections

Asbestos Inspections

Indoor Air Quality (IAQ) Assessments

Radon Inspections

Depending on the type of property and needs of the client, inspections may require specialists, consultants or the TEAM approach (see below).

THE TEAM APPROACH

The TEAM (Technical Experts and Management) approach allows specialists and/or consultants to assist us in the commercial inspection process by providing expertise in relevant areas.

These professionals may include:

Structural Engineers

Environmental Specialists

HVAC (Heating, Ventilation and Air Conditioning) Specialists

Electrical Specialists

Fire Protection Specialists

Elevator Specialists

Roof Specialists

Paving Specialists

Wood-Destroying Organism Specialists

Standard Commercial Inspection - The areas which may be covered include lot and grounds, roofs, exterior surfaces, garage/carport, structure, attic, basement, crawl space, electrical, heating and air conditioning systems, plumbing, fireplace/wood burning devices, and appliance condition. Remember that your inspection rights are clearly stated in the Contract For Sale and vary from jurisdiction to jurisdiction. In some cases homes can be sold "as-is" even though an inspection may take place.

Radon Inspection - Radon levels are detected and measured. The Environmental Protection Agency (EPA) estimates that between 15,000 - 22,000 deaths per year result from radon exposure, therefore they recommend that all homes be tested for radon. EPA recommends that homes containing 4.0 or more Pico Curies per liter be remedied.

Asbestos Inspection - Lab analysis will determine if asbestos fibers are present and evaluate their condition. If friable or non-friable conditions exist, buyers should seek professional assistance.

Composition Board Siding - The condition of the siding and any areas of high moisture are evaluated during this inspection. Typically, composition board siding is a paper-based product that is manufactured to replicate traditional wood siding at a fraction of the cost. Homeowners recently brought class action lawsuits against some of the larger manufacturers of this type of product. The homeowners claimed that the siding was susceptible to water penetration, which caused premature deterioration and rotting. According to the Environmental Protection Agency, some of the most commonly known manufacturers of composition board siding are Louisiana Pacific (LP), Georgia Pacific (GP), Masonite, and Weyerhaeuser.

Lead Paint Inspection - Painted surfaces of a home can be evaluated to determine the presence of lead paint. Homes that were constructed before 1978 may contain lead-based paint. Lead exposure can be harmful to young children and babies. Children with lead in their bodies can suffer from damage to the brain and nervous system, behavior and learning problems, slowed growth, hearing problems, and headaches.

On-Site Waste System (SeptiChekTM) Evaluation - SeptiChekTM is an evaluation performed by an on-site waste management professional. It involves accessing the cover of the septic tank to examine the fluid level inside the septic tank. The tank is then pumped to check the condition of the tank and its baffles. The leaching field is probed to check the level of sub-surface liquid waste (effluent). This test alerts the buyer to a wide range of potentially costly septic system repairs or failures. The SeptiChekTM evaluation provides more reliable information of potential problems than a septic dye test.

Pool/Hot Tub Inspection - Determines the overall condition and operability of a pool and/or hot tub's equipment. Additionally, the condition of the pool deck will be inspected for deterioration and/or other noticeable defects.

Private Well Flow and Potability Inspection - Designed to determine whether or not a private well adequately supplies water to the house. Samples are sent to a lab for potability (drinkability) analysis.

Stucco Siding Inspection - There are two types of stucco siding to be aware of: cement-based "traditional" stucco and synthetic stucco. An inspection of the siding's application according to manufacturer's installation specifications is recommended. Synthetic stucco siding is commonly referred to as Exterior Insulated Finish System (EIFS).

In considering a home with stucco exterior, we recommend an inspection be conducted to determine the condition of the siding.

Synthetic stucco is predominately found in the Southeast but it is present in homes in other areas of the country as well.

Hidden structural damage has been documented in synthetic stucco homes in 34 states.

Moisture readings are taken to determine if the system has already experienced water intrusion.

Underground Storage Tank (UST) Inspection - The most common methods for testing a UST, typically used to store oil for heating homes, are either the soil test or vacuum test. The soil test consists of random core samples taken around the location of the tank and submitting them for lab analysis. This will determine if any product has contaminated the soil at that particular area and to what extent. The vacuum test consists of having a technician seal off and place the tank under a vacuum. Readings are periodically taken to determine whether or not the tank is losing its vacuum. With this test immediate results are available for the buyers.

Since USTs are predominately made of metal they rust and corrode over time, causing hazardous materials to contaminate soil and potentially aquifers that supply drinking water to surrounding communities.

The majority of UST problems occur in the northeastern states due to the older properties located there.

Obtaining the proper inspections for a home prior to purchase is one of the best ways to make a smart purchase decision and protect your investment. The above is not meant to be an exhaustive list of all of the types of inspections that may be necessary on a particular home, but it is meant to provide general information on some of the most common types of inspections.